Archived decisions

HAMPSHIRE COUNTY COUNCIL

Decision Report :

EXECUTIVE SUMMARY

1 Summary of Decision Area:

1.1. This report seeks approval to the refurbishment and improvement proposals for Basing House and Grange Farm, Old Basing.

2 Issues Covered in Report:

The following areas are outlined in this report:

2.1. Although funding for the project has already been approved, this report outlines the estimated costs and sources of funding.

2.2. Any significant issues from either the Risk or Combined Impact Assessment which will need to have specific attention in the design or implementation of this project.

2.3. The detail of the proposed refurbishment/improvement scheme is laid out for approval.

3 Recommendations:

3.1. That the Panel advises the Executive Member for Policy and Resources that the proposed alteration and improvement works at Basing House and Grange Farm, Old Basing, at an estimated total cost of £1,461,000 (including fees of £303,000), be approved.

MAIN REPORT

1 Scope of Work:

1.1. It is proposed to carry out alteration and refurbishment works to Basing House and Grange Farm to improve the visitor experience by:

· increasing public access to the Grange Farm site

· conserving and adapting the existing farm buildings for new use

· providing new visitor facilities and interpretation across the site

· adapting the existing stable block to provide a new learning centre

· improving visitor flow around the site and access for the disabled

· undertaking recently identified landlord repair work as part of this project

2 Contextual Information:

2.1. Basing House is designated as a Scheduled Ancient Monument and contains a number of Grade II listed buildings. The Grange Farm site contains a collection of Grade II listed farm buildings, along with the Great Barn (listed Grade I and a Scheduled Ancient Monument).

2.2. Basing House is currently open to the public for limited periods between Easter and September and the interpretation of the site is minimal. The Great Barn can be visited during these opening hours, but there is no public access to the rest of Grange Farm. It operated as a working farm until 1984 and was subsequently purchased by Hampshire County Council to ensure that its future as a significant part of the Basing House story was secured.

2.3. The proposals within this report will open up the farm as part of the visitor experience of the site. It is currently anticipated that the site will be open all year round from 10 am to 6 pm for visitors and school groups. It is also intended that the site could be used for other activities.

2.4. The Acting Director of Property, Business and Regulatory Services has progressed the design of the proposed scheme at Basing House and Grange Farm and the purpose of this report is to outline and seek approval to the proposals.

2.5. As previously reported, work to repair two of the structures will be carried out in advance of the main project due to their structural condition. The value of the work, including fees, is approximately £70,000 and is currently being tendered.

2.6. It is proposed to tender the works during May 2009, with an anticipated start on site during July 2009 and completion targeted for May 2010.

2.7. The proposed scheme will maximise wellbeing and enhance the quality of place for all users by providing improved and extended visitor facilities.

3 Finance:

3.1. Capital Expenditure:

a) The Capital Expenditure has already been approved the following tables outline the breakdown its distribution across the project:

Sources of Funding:

b) Building Cost:

It is not applicable to quote net and gross costs as the works consist of renovation rather than construction

3.2. Revenue Issues:

a) Overview of Revenue Implications:

b) Energy Costs:

The estimated annual energy consumption for the new accommodation will meet that required by current Building Regulations.

4 Risk & Impact Issues:

Please see Appendix A for a summary of the risk and impact issues considered in relation to the design of this project.

5 Details of site and existing Infrastructure:

5.1. The existing public car park is located at Barton's Lane, to the north of the main site. The visitor route from the car park follows an existing right-of-way past a public house alongside the River Loddon to a point at the northern boundary of the complex, where a footbridge carries visitors across some fish tanks of Tudor date.

5.2. The Little Barn is located within the main Grange Farm complex and consists of an aisled timber framed barn with brick external walls. It is currently used for storage by the Countryside Service.

5.3. The Stable Block is a brick and tiled range of buildings forming the west boundary of the farm site. Internally, it has been subdivided into stables with modern blockwork partitioning.

5.4. The Great Barn is the largest building on the site and the most significant. The roof timbers date back to 1535 and it is one of the few brick built barns in Hampshire. There is evidence of damage in the walls from the Civil War, caused by outgoing mortar fire from Basing House.

5.5. The Cow Byre and Cow Byre Store form the eastern boundary of the site. There is an open-fronted byre at the north end of the range with a two-storey cattle shed in the centre, with hay loft over. The interior is open plan, with the original hay mangers surviving.

5.6. Basing House comprises the well-preserved remains of a Norman castle site and an important Tudor estate which throughout much of its history is well-documented. It has the substantial earthworks of a C12 ringwork and bailey castle, superimposed on which are the earthworks and excavated built remains of a magnificent house built in 1531 and c1551 by Sir William Paulet (later the Marquess of Winchester) and sacked and burnt by Cromwell in 1645. An altered C16 gateway leads into the enclosure which also retains earthworks from the Civil War. The building now known as Basing House is an altered C18 lodge. Tudor walls and garden earthworks also survive. Bordering the site to the west and north is the dry bed of a section of the Basingstoke Canal built c1788-94 and retaining a brick bridge.

6 Scope of the Project:

6.1. Works to improve the existing car parking arrangements include marking out of the parking bays, provision of three accessible parking spaces, improved surfacing to pathways and the opening up of views by clearing of underscrub. The visitor route to the site will also be improved by the provision of additional waymarking, interpretation and seating.

6.2. An area immediately inside the site boundary will mark the arrival point for visitors to the farm and this will be the location for interpretation panels and views across to Basing House. A new gravel path will be laid alongside the fishponds. The path will sweep across the paddock to the existing north doors of the Little Barn.

6.3. The Little Barn

6.3.1 This will form the main visitor reception, retail and introductory exhibition area for the site, along with a small seating area with a vending machine to provide refreshments for visitors.

6.3.2 The existing timber doors to the north area are decayed beyond repair and will be replaced with new oak doors to match the existing, which will be held open during the site opening hours. New glazed doors will be fitted within the existing opening to provide some environmental control to the barn. A matching screen with glazed doors will also be fitted to the doors in the south elevation. New glazed metal frames will be fitted internally to the ventilations slots within the walls so that the frames are not visible externally.

6.3.3 The existing modern concrete floor will be removed and replaced with a limecrete slab in a brushed finish and the central area between the main doors will be laid with handmade brick paviors. New electrical and water services will be laid within the new floor construction.

6.3.4 The existing services will be stripped out and the lighting replaced with a more sympathetic design, with fittings located at high level along the eaves line. A full fire detection and intruder alarm system will be fitted, radio-controlled to avoid additional cabling.

6.3.5 External repairs to the fabric will be undertaken and the corrugated roof covering will be removed and replaced with new handmade clay tiles to match the adjacent buildings. New half-round cast iron rainwater goods will be fitted.

6.3.6 The northern outshot, a modern addition to the site, will be removed and the elevation of the Little Barn repaired. The southern outshot roof will be repaired using corrugated iron salvaged from the Little Barn and tiles previously removed. The modern concrete floor will be taken out and a new timber suspended floor on brick sleeper walls and foundations installed. Internally, the walls and ceiling will be lined with plasterboard and a new partition wall constructed to form a staff room and toilet area. A new timber casement window will be fitted to the west elevation with an external weatherboarded shutter.

6.4 Stable Block

6.4.1 The stable block will be adapted to create a new learning centre, new public toilets and a small plant room. In the learning centre, the existing concrete floor will be removed and a new timber suspended floor on brick sleeper walls and foundations installed. The internal modern blockwork partitions will be demolished to open up the space and the ceiling will be lined with insulated plasterboard, leaving the principal trusses and purlins exposed.

6.4.2 New brickwork partitions will be built to create the public toilet areas and the concrete floor will be replaced with handmade brick paviors. New doors will be vertically timber boarded and the toilets will be fitted out to current standards. The existing lath and plaster ceiling will be repaired.

6.4.3 A small plant room will be located in the tack room and the ceiling upgraded to provide one hour's fire resistance.

6.4.4 Externally, new cast iron rainwater goods will be fitted and scarfing-in repairs will be undertaken to all the external joinery items.

6.5 Great Barn

6.5.1 The works proposed to the Great Barn are subject to a separate Scheduled Monument Consent application. In summary, very little work is required to the structure, and internal alterations will include repairing the existing rammed chalk floor, installation of fire and intruder detection systems, new electrical circuits and a new discreet lighting installation along the line of the eaves.

6.6 Cow Byre and Cow Byre Store

6.6.1 Extensive structural repairs are required to the Cow Byre as the building has suffered from movement caused by settlement of the structure. The proposed repairs are intended to halt the movement where it is and does not seek to straighten or rebuild the structure. Ties will be installed on the principal beams to provide a better connection with the external brick walls and this will be achieved using steel pattress plates, a typical repair found on many contemporary farm buildings.

6.6.2 Repointing and minor repairs to the brickwork will be undertaken and scarfing-in repairs carried out to the external joinery.

6.6.3 It is not currently anticipated that public access will be provided into the Cow Byre due to the uneven floor but there is a future ambition to undertake further repairs so that this can be achieved.

6.6.4 Repairs will be undertaken to the Cow Byre Store and this will become the visitor exit through the existing doorways. Alterations will be necessary to widen the door to the east to meet DDA requirements, which has evidence in the brickwork of being cut in at a later date. A new timber boarded door will be fitted and the external ground level regraded to suit the internal levels. The modern external boarding will be replaced with new feather-edged oak boarding and new cast iron rainwater goods fitted. Internally, new handmade brick paviors will be laid between the doors and the existing rammed earth floor consolidated.

6.7 Basing House

6.7.1 A new accessible toilet will be provided on the lower ground floor level of the Lodge, currently used as a storeroom. Access will be through the existing doorway and a new timber boarded door will be fitted, with the frame recessed into the existing reveals to achieve the necessary clear opening. The internal layout will be fitted out to meet the current DDA requirements.

6.7.2 The existing doorway to the exhibition, a modern doorway cut into the 1970s extension to the Lodge, will be widened to provide the necessary clear opening. A new gothic arched timber boarded door to match the existing will be fitted. The external concrete ramp will be removed and the existing gravel path re-graded to achieve a 1:21 gradient. A level platform will be provided at the top of the ramp in handmade brick paviors and a new steel balustrade and handrail fixed to both sides. The ramp will be fully independent of the adjacent historic wall.

6.7.3 Access for the disabled will be improved on the Basing House site - the works are subject to a separate Scheduled Monument Consent Application.

7 External/Landscape Works

7.1 New gravel will be laid in the main farmyard with a grassed area in the centre. A timber deck will be constructed over the existing foul manhole where the ground level is mounded up to provide a seating area or platform for a guide to talk to groups. The platform will be fully demountable to maintain access to the manhole.

7.2 Vehicle access to Grange Farm will be very limited due to the poor sightlines at the main entrance, which is set in a listed wall. It is anticipated that access will only be required to the accessible parking bays and for occasional delivery maintenance vehicles. The access to Grange Farmhouse will remain unchanged. A new post and rail fence will be built inside the site to create an area for two accessible bays. Access for maintenance vehicles will be provided through an adjacent five bar gate, as currently exists, to allow turning on site. This proposal does not increase the traffic to this part of the site.

7.3 A 1.8m high post and rail fence with hurdles will be erected along the northern boundary of an area giving right of access to garages leased to the owners of Grange Farm House. A lower section of 1.2m will be provided at the west end to provide views of the Granary barn. Markers in the ground will indicate the north boundary of Grange Farm House property.

7.4 A new gravel path will be laid along the north side of the Great Barn to provide access to all the existing barn doors.

7.5 Within the external landscape, a limited lighting scheme is proposed to provide the necessary lighting for means of escape, to provide lighting along the access path from The Street and to provide some lighting outside of the principal buildings for use during evening events. All of the lighting will be controlled by manual switching or by hand held radio controlled devices and will only be operated during the hours of occupation. External lighting will not be provided with motion sensors. Lighting levels will be kept low to reduce the impact on the surrounding site.

7 Landlord's repairs

8.1 Repairs to the fishponds culvert, Tudor Orchard Wall and existing public toilets will be included as part of the main project.

8.2 The underground culvert feeds the Tudor fishponds from the River Loddon and part of the brick structure has collapsed. Structural investigations have revealed that the culvert is in a poor condition and it is proposed that the top section will be uncovered and repaired.

8.3 The Tudor Orchard wall retains the ground around one part of the orchard at Basing House and has suffered from structural movement and decay. It is proposed to undertake repairs to the wall, including stabilisation and conservation of the brickwork.

8.4 The existing public toilets on the Basing House site are located within a flat-roofed brick building and the internal fit-out is in much need of updating and modernising. The accessible toilet will also be refurbished to meet modern standards.

8 Planning:

Planning permission for the scheme was granted on 26 November 2008. Scheduled Monument Consent has been obtained from English Heritage and an application for Listed Building Consent was approved in January 2009.

9 Building Management:

Existing arrangements will apply to cleaning, local management and maintenance arrangements.

11 Professional Resources:

Mechanical and Electrical - White Young & Green

Quantity Surveying - Wheelers

Structural Engineering - Giffords

Architectural - PBRS

Project Management - Focus Consulting

12 Consultations:

The following have been consulted during the development of this project and any relevant feedback can be seen in overview in Appendix B:

English Heritage, Heritage Lottery Fund, Basingstoke and Deane Borough Council, Parish Council, local residents, Recreation and Heritage Department, Environment Department, Fire Officer, Access Officer, local County Councillors

.

CORPORATE OR LEGAL INFORMATION:

Appendix A

RISK & COMBINED IMPACT ASSESSMENT:

1. Equalities Impact Assessment:

An impact assessment has indicated that the proposals will have a positive impact by improving both physical and intellectual access to Basing House for all sections of society.

2. Impact on Crime and Disorder:

It has been considered and there are none.

3. Climate Change:

a) How does what is being proposed impact on our carbon footprint/energy consumption?

Increased visitor numbers to Basing House will inevitably mean an increase in car and bus journeys to the site, although the County Council's own carbon footprint/energy consumption is unlikely to change significantly. There will be an increase in energy consumption at Grange Farm, where new visitor services facilities are to be created, but all development will be in line with current County Council and national standards on energy consumption, use of sustainable materials etc.

b) How does what is being proposed consider the need to adapt to climate change, and be resilient to its longer term impacts?

Apart from the above there are no evident long-term impacts.

Appendix B

FEEDBACK FROM CONSULTEES:

OTHER EXECUTIVE MEMBERS:

OTHER FORMAL CONSULTEES: